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HomeMy WebLinkAboutG70-18 Ordinance No. G70-18 AN ORDINANCE AMENDING ORDINANCE NO. G21-97 GRANTING • CONDITIONAL USE FOR A COMMERCIAL PLANNED DEVE OPMENT (816 St. Charles Street) WHEREAS, written application has been made requesting an amendment to the conditional use for a commercial planned development estab ished by Ordinance No. G21-97 at 816 St. Charles Street; and WHEREAS, the zoning lot with the building contain'ng the premises at 816 St. Charles Street is legally described in Ordinance G21-97 (the"Subject 'roperty"); and WHEREAS,the Planning and Zoning Commission co ducted a public hearing concerning said application on November 5, 2018 following due notice in luding by publication; and WHEREAS, the Community Development Depart -nt and the Planning and Zoning Commission have submitted their Findings of Fact concernin_ said application; and WHEREAS, the Community Development Depart -nt and the Planning and Zoning Commission recommend approval of said application, subject to the conditions articulated below; and WHEREAS, the City Council of the City of Elgin, Illi ois, has reviewed the findings and recommendations of the Community Development Depart ent and the Planning and Zoning Commission; and WHEREAS,the City of Elgin is a home rule unit and .. a home rule unit may exercise any power and perform any function pertaining to its government : d affairs; and WHEREAS, zoning, including, but not limited to, thi• ordinance granting an amendment to conditional use for a commercial planned development established by Ordinance G21-97 pertains to the government and affairs of the city. NOW, THEREFORE, BE IT ORDAINED BY THE Cl TY COUNCIL OF THE CITY OF ELGIN, ILLINOIS: Section 1. That the City Council of the City of El gin hereby adopts the Findings of Fact, dated November 5, 2018, and the recommendations ma'e by the Community Development Department and the Planning and Zoning Commission, a co•y of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2. That Section 2 of Ordinance G21-97 is hereby amended to include the following additional conditions: 1. Substantial conformance to the Development Appli cation submitted by Kabir Ahmed, as applicant and property owner, received July 2 , 2018, and supporting documents including: a. Amendment for a Statement of Purpose and Co i formance,prepared by Watermark Engineering Resources Ltd, dated July 25, 201 :; b. Boundary and Topographic Survey, prepared .y Compass Surveying Ltd, dated August 25, 2014; c. Site Plan, prepared by Watermark Engineering Resources Ltd, dated November 2, 2018, with such further revisions as required by the Community Development Director; d. Proposed Floor Plan Sheet A1.0,prepared by Li gle Design Group,Inc.,dated June 19, 2018; e. Enlarged Service Area Plan Sheet A4.0, prep. ed by Lingle Design Group, Inc., dated June 19, 2018; f. Proposed Elevations Sheet A2.0,prepared by L'i gle Design Group,Inc.,dated July 23, 2018, last revised July 31, 2018, with such her revisions as required by the Community Development Director; g. Proposed Elevations Sheet A2.1,prepared by L'ngle Design Group,Inc.,dated July 23,2018, last revised November 2,2018,with s ch further revisions as required by the Community Development Director; h. Landscape Plan, prepared by Watermark 1 gineering Resources Ltd, dated October 9, 2018, with such further revision. as required by the Community Development Director; i. Trash Enclosure Plan+Details Sheet SSD-4,pr-pared by Samartano and Company Structural Engineers, dated September 20, 2018, with such further revisions as required by the Community Development Dire tor; j. Undated Color Plan, prepared by Watermark E gineering Resources Ltd, received October 15, 2018; k. Signage Exhibit, prepared by Watermark Engi i eering Ltd, dated October 9, 2018, with such further revisions as required by the 1 ommunity Development Director; and 1. Undated Sign Plans, prepared by Everbrite, dat-d received October 15, 2018, with such further revisions as required by the Corn unity Development Director. In the event of any conflict between such documen s and the terms of this ordinance or other applicable city ordinances, the terms of this ordinance or other applicable city ordinances shall supersede and control. 2. Departure is hereby granted to permit a total of 24 parking spaces on the property for the existing restaurant and motor vehicle service st=tion with a convenience store. 3. Departure is hereby granted to permit a total of t ee wall graphics for the existing restaurant (eating place) use on the property i substantial compliance with the following: a. Proposed Elevations Sheet A2.0, prepared b Lingle Design Group, Inc., dated 2 July 23, 2018, last revised July 31, 2018, with s ch further revisions as required by the Community Development Director; b. Proposed Elevations Sheet A2.1,prepared by Li gle Design Group,Inc.,dated July 23,2018, last revised November 2,2018,with s ch further revisions as required by the Community Development Director; c. Signage Exhibit, prepared by Watermark Engi eering Ltd, dated October 9, 2018, with such further revisions as required by the I ommunity Development Director; and d. Undated Sign Plans, prepared by Everbrite, dat-d received October 15, 2018, with such further revisions as required by the Corn unity Development Director. 4. A departure is hereby granted to install a total of fo r drive-through facility graphics in substantial conformance to the following: a. Signage Exhibit, prepared by Watermark Engi eering Ltd, dated October 9, 2018, with such further revisions as required by the ommunity Development Director; and b. Undated Sign Plans, prepared by Everbrite, dat-d received October 15, 2018, with such further revisions as required by the Corn unity Development Director. Such parking lot graphics must have a masonry m•nument base. 5. A departure is hereby granted to install two parkin:. lot graphics with a maximum sign surface area of two square feet, which does net include the surface area of the monument base, which shall be a masonry base, a d maximum height of three feet, in substantial conformance with the following: a. Signage Exhibit, prepared by Watermark Engi eering Ltd, dated October 9, 2018, with such further revisions as required by the ommunity Development Director; and b. Undated Sign Plans, prepared by Everbrite, da -d received October 15, 2018, with such further revisions as required by the Co unity Development Director. 6. A departure is hereby granted to install one cano'y graphic on top of the restaurant entrance canopy and not to exceed 2.42 square fe:t in sign surface area in substantial conformance with the following: a. Proposed Elevations Sheet A2.0,prepared by L ngle Design Group,Inc.,dated July 23, 2018, last revised July 31, 2018, with such further revisions as required by the Community Development Director; b. Proposed Elevations Sheet A2.1,prepared by L ngle Design Group,Inc.,dated July 23,2018, last revised November 2,2018,with •uch further revisions as required by the Community Development Director; c. Signage Exhibit, prepared by Watermark Engl., eering Ltd, dated October 9, 2018, with such further revisions as required by the ommunity Development Director; and d. Undated Sign Plans, prepared by Everbrite, da -d received October 15, 2018, with such further revisions as required by the Co unity Development Director. 7. The restaurant shall not schedule deliveries during the peak hours of operation for the 3 restaurant. 8. Compliance with all applicable codes and ordinanc-s. Section 3. That except as amended herein,the use and 4,evelopment of the subject property shall be controlled pursuant to the provisions of Ordinance No. 21-97. In the event of any conflict between this ordinance and Ordinance No. G21-97,this ordin., ce and associated documents shall control and prevail. Section 4. That this ordinance shall be in full fore and effect upon its passage in the manner provided by law. 9 0) / / a,U avi. J. Ka uKn, ayor Presented: December 5, 2018 Passed: December 5, 2018 Omnibus Vote: Yeas: 8 Nays: 0 Recorded: December 5, 2018 ,_. • r, Published: December 7, 2018 ' 't `jzi4/tv Attest: aeee‘4 N.IV*'rft "A. Kimberly Dewi ty Clerk 4 EXHIBIT A November 5,2018 RECOMMENDATION & FINDINGS OF FACT OF THE COMMUNITY DEVELOPMENT DEPARTMENT AND THE PLANNING & ZONING COMMISSION CITY OF ELGIN, IL OVERVIEW Provided herein are the written findings and recommendation of the Community Development Department and the Planning & Zoning Commission regarding Petition 31-18, an application by Kabir Ahmed, as applicant and property owner, is requesting an amendment to the planned development as a conditional use established by Ordinance No. G21-97 with departures from (1) Section 19.45.080 of the Elgin Municipal Code, "Table of Required Parking", specifically to reduce the number of parking spaces required, (2) Section 19.50.080, "Wall and Integral Roof Graphics", specifically to allow three wall graphics for McDonald's restaurant, (3) Section 19.50.090, "Special Street Graphics", specifically to allow four drive-through facility graphics, and (4) Section 19.50.090, "Special Street Graphics", specifically to allow canopy graphic in excess of the 25%of the vertical canopy surface, all of which are necessary to construct a side-by- side drive-through lane for the McDonald's restaurant at the property commonly referred to as 816 St. Charles Street. The property is zoned NB Neighborhood Business District. GENERAL INFORMATION Petition Number: 31-18 Property Location: 816 St. Charles Street Requested Action: Amendment to Planned Development as a Conditional Use Current Zoning: NB Neighborhood Business District Proposed Zoning: No change. NB Neighborhood Business District Existing Use: Eating Place(restaurant) and Motor Vehicle Service Station Proposed Use: No change. Eating Place(restaurant) and Motor Vehicle Service Station Applicant: Kabir Ahmed Recommendation & Findings of Fact Petition 31-18 November 5, 2018 Owner Kabir Ahmed Staff Coordinator: Damir Latinovic, AICP, Senior'Planner Exhibits Attached: A. Aerial/Location Map B. Zoning Map C. Parcel Map D. Site Location E. Development Application and Attachments F. Draft Ordinance BACKGROUND Kabir Ahmed, as applicant and property owner, is reques 'ng an amendment to the planned development as a conditional use established by Ordinance o. G21-97 with departures from (1) Section 19.45.080 of the Elgin Municipal Code, "Table of Required Parking", specifically to reduce the number of parking spaces required, (2) Section 9.50.080, "Wall and Integral Roof Graphics", specifically to allow three wall graphics for cDonald's restaurant, (3) Section 19.50.090, "Special Street Graphics", specifically to allow •ur drive-through facility graphics, and (4) Section 19.50.090, "Special Street Graphics", spec fically to allow canopy graphic in excess of the 25%of the vertical canopy surface, all of which :re necessary to construct a side-by- side drive-through lane for the McDonald's restaurant at the p operty commonly referred to as 816 St. Charles Street. The property is zoned NB Neighborhood :usiness District. The approximately one-acre property is located at the north est corner of St. Charles Street and Bluff City Boulevard. The property is improved with a 4 020-square foot building home to McDonald's restaurant and BP gas station convenience sto e that were approved as a planned development as a conditional use by Ordinance No. 21-97 in 1997. The site also includes six fuel islands covered by a canopy and 30 parking spaces. Access to he property is provided via two full access driveways, one along Bluff City Boulevard, and the se and along St. Charles Street. - 2 - Recommendation & Findings of Fact Petition 31-18 November 5, 2018 r All surrounding properties are also F -- ___H,.,� - zoned RB Residence • -r ,,,,� Business District. 0.1p,; " SUBJECT Ray's restaurant and a PROPE F'Y wth ' , X . beauty salon are located ...� E_ .- 1 . S ' j to the east across St. 1 I Charles Street. – .7i �,- "' ,, s. Properties to the south kir i ' __ , _ jJ " �'I across Bluff City• too _" • — -I'� Boulevard include a • – ommummot ` `'-, two-story, mixed-use 4 '� L • building with La ' �,, Tremenda II restaurant 1.- `1 4' on the ground floor and �' .,�.. residential units on the _ second floor, a single- Yr« " I family home,and a one- story retail building. To Figure 2. Zoning of the subject and surrounding properties. the west,the property is adjacent to a two-story, mixed-use building with a ground-floor office space and residential units on the second floor along Bluff City Boulevard, and a single-family home along Russell Street. To the north, the rroperty has frontage along Russell Street with the US Route 20 overpass beyond that. Proposal The applicant is proposing interior and exterior improve ents to the existing McDonald's restaurant, including the addition of a second, side-by-.ide drive through lane. Interior improvements would reduce the number of seats within the estaurant from 39 to 26 seats. The exterior building improvements would modernize the look of the building with new canopies and building materials including fiber cement panels and a small portion of EIFS material on the north and east sides of the building to match the current corporate look. The proposed site improvements also include the addition of new landscaping materials throughout the site to fill the gaps in landscaping and improve the parking lot screening. No chan;.es are proposed to the existing BP gas station convenience store or the fuel island canopy. - 3 - Recommendation & Findings of Fact Petition 31-18 November 5, 2018 1 a S 1 1 1 ;1 s._.i` l.j. % a.. A . 1 It i __.1 - _ _ - Nall 'it . 7 I • 1 Figure 3. Proposed south elevation with building improvements to the McDonald's restaurant portion of the building. Parking The applicant is proposing to add the side-by-side drive-throu: lane to improve the efficiency of the drive-through facility, which would result in the loss of si parking spaces on site. The 4,020- square foot development would typically be required to prov'de 51 parking spaces (based on the zoning requirement of one parking space per 60 square feet of the 2,733-square foot restaurant space,and one parking space per 250 square feet of gas station onvenience store space). However, the development was approved as a planned development with several departures from the requirements of the zoning ordinance, including a departure to reduce the amount of parking provided to 30 spaces. With the proposed loss of six parking .paces, the property would have 24 parking spaces remaining on site. The applicant submitted a parking study to show the typical pa king demand for the site.The study shows that during the peak parking demand on a Friday m rning up to 26 parking space are occupied. However, during this time, the applicant's parking onsultant observed as many as five vehicles parked by customers of surrounding businesses wh park on the subject property and walk to the surrounding businesses. The parking consultant also observed that as many as six parking spaces are at times reserved (roped off) for delivery t cks. The addition of the second drive-through lane is expected to educe the parking demand as more customers are expected to use the faster drive-through lane se ice rather than park their vehicles and place the order inside the restaurant. The applicant sub itted parking counts of a similar McDonald's restaurant in Huntly, Illinois which recently ins ailed the same type of side-by-side drive-through facility. The parking counts show the parking emand during the restaurant's peak time is 23 percent lower after the installation of the side- y-side drive-through lane. Such a reduction in parking demand on the subject property would re uce the peak parking demand to 20 spaces, which is well within the 24 spaces proposed on site. Finally, the applicant would encourage its employees to use n-street parking spaces rather than the on-site parking lot. 38 on-street parking spaces are avails le within one block on St. Charles Street, Bluff City Boulevard, and Russell Street. The applica t will also schedule delivery times - 4 - Recommendation & Findings of Fact Petition 31-18 November 5, 2018 outside of the peak restaurant hours and require that the deli ery vehicles not block any on-site parking spaces. The applicant will also install two new parkin lot signs to inform the visitors that on-site parking is for the customers of BP gas station and McDonald's restaurant only. Signage As part of the restaurant upgrades, the applicant is proposing new signage on the property. The applicant is proposing three new wall signs, one canopy sign above the entrance on the west side of the building, one pre-order and one order menu signs at each drive-through lane, and four directional signs within the parking lot. The applicant wouldlso install two parking lot signs to inform visitors that the on-site parking lot is for BP and McD nald's customers only. In addition to the departure for the reduction in parking, severtl proposed signs require departures from the requirements of the sign ordinance. All departures are summarized in the table below, and are further described under Planned Development Departtres section of this staff report: Departures Requirement � Proposal Parking 30 (existing) 24 Number of wall graphics 2 max. 3 Number of drive-through 1 per drive-through lane 2 per drive-through lane graphics Number of directional 1 at each site entrance 2 at each site entrance graphics Location and size of canopy On the face of canopy/max. On top of canopy/ aprox. graphic 25% of canopy face surface 50% of canopy face surface Additional misc. graphics Not permitted Two 3-foot high, 2-sq. ft. signs to inform visitors parking is for BP and McDonald's customers only The Community Development Department offers the following additional information: A. Property History. The subject property has been part f the City of Elgin since the 1890s. The property was subdivided in 1891. The propert was zoned D Commercial and B Residential with the first zoning ordinance in 1927. By 1950, the entire property was rezoned to D Commercial District. In 1962, the pr perty was rezoned to B3 Service Business District. In 1992 it was rezoned to NB Neigh orhood Business District as part of the comprehensive amendment to the zoning ordinanc, . The existing BP gas station and McDonald's resta rant were approved as a planned development as a conditional use by Ordinance No. G 1-97 in 1997. The existing building was completed shortly thereafter in 1997. - 5 - Recommendation & Findings of Fact Petition 31-18 November 5, 2018 B. Surrounding Land Use and Zoning. All surrounding properties are also zoned RB Residence Business District. Ray's restaurant and a beauty salon are located to the east across St.Charles Street. Properties to the south across Bluff City Boulevard include a two- story, mixed-use building with La Tremenda II restaurant on the ground floor and residential units on the second floor, a single-family h6me, and a one-story retail building. To the west, the property is adjacent to a two-story, mixed-use building with a ground- floor office space and residential units above along Bluff City Boulevard, and a single- family home along Russell Street. To the north, the property has frontage along Russell Street with the US Route 20 overpass beyond that. C. Comprehensive Plan. The subject property is designated as Neighborhood Commercial by the City's 2018 Comprehensive Plan and Desi n Guidelines. The Neighborhood Commercial land uses provide goods and services to local residents and serve day-to-day needs.Uses may include grocery stores,professional o fices,retail shops,and local service providers. Development within neighborhood commer ial areas should be compatible with and reflect the scale and character of the surrotunding neighborhood. Mixed-use development should be encouraged within neighborhood commercial areas. D. Zoning District. The property is zoned NB Neighborhood Business District. The purpose and intent of the NB Neighborhood Business District is to provide for commercial areas supplying daily convenience commodities and services to a neighborhood population. The scale of development of an NB zoning district is limited by the applicable site design regulations due to its function and resulting close prod!imity to residences. E. Trend of Development. The subject property Is located within an established neighborhood commercial business district near the inersection Bluff City Boulevard and St. Charles Street. The properties to the southwest ha e historically been developed with higher intensity, light-industrial uses due to their prox.mity to the railroad lines, currently owned and operated by Canadian Pacific and Met a. The properties to the east and southeast have historically been occupied by single-f ily residential uses. US Route 20 separates the area from the single-family residential eighborhood to the north. The area enjoys easy access to US Route 20 via Grace Street ramps, which are located one block to the west of the subject property. Over the years,the subject property and other surrounding properties in close proximity of the intersection of St. Charles Street and Bluff City Boulevard have been developed with small commercial/office uses and restaurants servicing the surrounding businesses and neighborhood residents. Staff anticipates the area will continue to function as the main commercial node for the businesses and residents in southeast Elgin. FINDINGS After due notice as required by law, the Planning & Zoning Commission conducted a public hearing in consideration of Petition 31-18 on November 5, 2018. Testimony was presented at the - 6 - Recommendation & Findings of Fact Petition 31-18 November 5, 2018 public hearing in support of the application. The Community evelopment Department submitted a Development Application Review and Written Findings & ' ecommendation to the Planning& Zoning Commission dated November 5, 2018. The Community Development Department and the Planning & Zoning Commission have made the following findings regarding this application against the •tandards for planned developments outlined in § 19.60.040, and standards for conditional uses ou lined within § 19.65.030: STANDARDS FOR PLANNED DEVELOPMENTS A. Site Characteristics Standard. The suitability of th• subject property for the intended zoning district with respect to its size, shape, si: f ificant natural features including topography, watercourses and vegetation and existin: improvements. Findings. The subject property is suitable for the int: ded zoning district with respect to its size, shape, significant features including topogr.phy, watercourses, vegetation, and existing improvements. The one-acre property is i proved with a 4,020-square foot building home to McDonald's restaurant and BP gas station convenience store with one drive-through lane. The property also includes six fue pump islands covered by a canopy and a 30 parking spaces. The property has adequate s ace to accommodate a side-by-side drive-through lane. There are no significant na gal features including topography, watercourses,vegetation,and existing improvements t at would have a negative impact on the proposed site changes. B. Sewer and Water Standard. The suitability of the su•'ect property for the intended zoning district with respect to the availability of adequate Mu icipal water, wastewater treatment and stormwater control facilities. Findings. The subject property is suitable for the int:nded zoning district with respect to the availability of adequate water, sanitary treatment and storm water control facilities. The existing building is served with municipal, sanit. and water services. As the amount of impervious surface is not increasing, the applicant is not proposing any changes to the existing water, sewer, or stormwater infrastructure. e existing facilities can adequately serve the existing uses on the property. C. Traffic and Parking Standard. The suitability of te subject property for the intended zoning district with respect to the provision of sa • and efficient on-site and off-site vehicular circulation designed to minimize traffic con.:estion. 1. Nonresidential land uses should be located cen ral and accessible to the area or population served without requiring traffic move ents through or into a residential neighborhood. Nonresidential land uses should not be located within residential neighborhoods, but on their periphery as defined b the "arterial street"[SR]system. - 7 - Recommendation & Findings of Fact Petition 31-18 November 5, 2018 2. The number of locations for vehicular access to or from a public right of way should be limited to those which are necessary for the reasonable use of the property and consistent with current traffic engineering standards. Property with two (2) street frontages should not be permitted access to or from)the street with the higher degree of continuity within the overall street system or with he higher traffic volume. With the exception of residential driveways, locations for v hicular access to or from a public right of way should be aligned directly opposite ex'sting or approved locations across the street. The subject property is suitable for the intended zoning district with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. The property includes one drive-through lane with ten Stacking spaces, six fuel islands and 30 parking spaces. Access to the property is provided via two full access driveways, one to St. Charles Street, and the second to Bluff City Boulevard. The addition of the proposed side-by-side drive-through lane would eliminate six parking spaces,but would increase the stacking capacity of the drive-through facility to 12 vehicles. No other changes are proposed to the site. Adequate circulation around the building and throughout the site would remain and the property would maintain congestion-free traffic circulation. As a result of the addition of the side-by-side drive-through lane, six parking spaces would be eliminated leaving the property with 24 parking spaces. The applicant has submitted a parking study which shows that during peak times, up to 26 parking spaces are occupied on site. That number, however, includes as many as five parked vehicles by customers of surrounding businesses,unlawfully parking on site and7alking to adjacent businesses.The applicant has also submitted parking counts from similar McDonald's restaurant in Huntly, Illinois which show that the parking demand auring peak time was reduced by 23 percent after the installation of a side-by-side drivetthrough lane. Such a reduction in parking demand on the subject property would reduce the on-site parking demand to 20 occupied parking spaces during the peak time, which s well within the 24 parking spaces proposed. In addition, 38 on-street parking spaces are within one block of the subject property, and the applicant will encourage the employees to use on-street parking and minimize any on-site traffic congestion. D. Zoning History Standard. The suitability of the subj ct property for the intended zoning district with respect to the length of time the property h s remained undeveloped or unused in its current zoning district. Findings. The standard is not applicable. The proper4y has been improved and occupied by the existing development on the property which was'approved as a planned development as a conditional use by Ordinance No. G21-97 in 199'. - 8 - Recommendation & Findings of Fact Petition 31-18 November 5, 2018 E. Surrounding Land Use and Zoning Standard. The s itability of the subject property for the intended zoning district with respect to consistency and compatibility with surrounding land use and zoning. Findings. The property is suitable for the intend:a zoning district with respect to consistency and compatibility with surrounding land uses and zoning. All surrounding properties are also zoned RB Residence Business Dis Oct. Ray's restaurant and a beauty salon are located to the east across St. Charles Street. i'roperties to the south across Bluff City Boulevard include a two-story,mixed-use buildin:with La Tremenda II restaurant on the ground floor and residential units on the second flo a r,a single-family home,and a one- story retail building. To the west, the property is . I jacent to a two-story, mixed-use building with a ground-floor office space and resid= tial units above along Bluff City Boulevard, and a single-family home along Russell S eet. To the north, the property has frontage along Russell Street with the US Route 20 ov- sass beyond that. F. Trend of Development Standard. The suitability of t' e subject property for the intended zoning district with respect to consistency with an exsting pattern of development or an identifiable trend of development in the area. Findings. The subject property is suited for the inte ded zoning district with respect to consistency with an existing pattern of development or= identifiable trend of development in the area.The subject property is located within an es ablished neighborhood commercial business district near the intersection of Bluff City B a ulevard and St. Charles Street. The properties to the southwest have historically been de eloped with higher intensity, light- industrial uses due to their proximity to the railroad lin-s,currently owned and operated by Canadian Pacific and Metra.The properties to the east : d southeast have historically been occupied by single-family residential uses. US Route 0 separates the area from the single- family residential neighborhood to the north. The ar-. enjoys easy access to US Route 20 via Grace Street ramps, which are located one block o the west of the subject property. Over the years,the subject property and other surrouning properties in close proximity to the intersection of St. Charles Street and Bluff City B I ulevard have been developed with small commercial/office uses and restaurants servici g the surrounding businesses and neighborhood residents. The proposed expansion of e restaurant use with a side-by-side drive-through lane would expand the services for empl s yees of the surrounding businesses and residents in southeast Elgin. G. Planned Development District Standard: The suita,sility of the subject property for the intended zoning district with respect to conformance tip the provisions for the purpose and intent, and the location and size of a zoning district. Findings. This standard is not applicable. The app icant is requesting approval of an amendment to the Planned Development as a Conditi'nal Use. - 9 - Recommendation & Findings of Fact Petition 31-18 November 5, 2018 H. Comprehensive Plan Standard. The suitability of the subject property for the intended zoning district with respect to conformance to the goals, objectives, and policies of the Official Comprehensive Plan F. Findings. The subject property is suitable for the intended zoning district with respect to conformance to the goals, objectives, and policies of the Official Comprehensive Plan. The subject property is designated as Neighborhood commercial by the City's 2018 Comprehensive Plan and Design Guidelines. The Neighborhood Commercial land uses provide goods and services to local residents and serve day-to-day needs. Uses may include grocery stores,professional offices,retail shops, and local service providers. Development within neighborhood commercial areas should be compatible with and reflect the scale and character of the surrounding neighborhood. Mixed-use development should be encouraged within neighborhood commercial areas. I. Conditional Use for a Planned Development: Whe-e applicable, the suitability of the subject property for the intended conditional use for planned development with respect to the provision for the purpose and intent of planned evelopments and with respect to the provisions of section 19.65.010 of the zoning ordinan e. No conditional use for a planned development should be granted for the sole purpose of ntroducing a land use not otherwise permitted on the subject property. Findings. The subject property is suitable for the intended conditional use for a planned development with respect to the provision for the purpose and intent of planned developments and with respect to the provisions of Section 19.65.010 Purpose and Intent (for conditional uses) of the zoning ordinance. The existing development was approved as a planned development as a conditional use by Ordinance G21-97 in 1997 because it represented an opportunity to realize a new development which satisfied a need for both a motor vehicle service station and a fast food restaurant. Due to its location with frontage along three streets, the property is limited by street setback requirements on three sides. The addition of the side-by-side drive-through lane expands the service of the restaurant and increases the speed of order processing. This would provide a greater public benefit to the employees of the surrounding businesses and area residents. J. Natural Preservation Standard. The suitability of the subject property for the intended planned development with respect to the preservatio1 of all significant natural features including topography, watercourses, wetlands, and veetation. Findings. The subject property is suitable for the intended planned development with respect to the preservation of all significant natural features including topography, watercourses, wetlands, and vegetation. No significant natural features including topography, watercourses, wetlands and vegetation exist on the property. The property is currently developed. As part of the site improvements, the applicant would install additional landscaping materials on site to fill in the gap in existing landscaping and to - 10 - Recommendation & Findings of Fact Petition 31-18 November 5, 2018 improve parking lot screening. K. Internal Land Use. The suitability of the subject property for the intended planned development with respect to the land uses permitted within the development being located, designed, and operated so as to exercise no undue detrimental influence on each other or on surrounding property. Findings. The subject property is suitable for the intended planned development with respect to the land uses permitted within the development being located, designed, and operated so as to exercise no undue detrimental influence on each other or on surrounding properties. The applicant is proposing to add a side-by-side drive-through lane to expand the drive-through service and increase the speed of order processing. The expansion of the drive-through lane facility would result in the loss of six parking spaces. However, the increased capacity and speed of the drive-through facility is expected to reduce the demand for on-site parking as more customers are expected to use the faster drive-through service than park and place their orders inside the restaurant. The applicant has submitted parking counts from a similar McDonald's restaurant to show that parking demand is reduced by 23 percent during the peak time after the installation of the side-by-side drive-through lane. As such,the use and development on the property will continue to operate with no negative impact on the surrounding properties. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS The applicant is requesting the following departures from the requirements of the zoning ordinance: 1. Section 19.45.080, "Table of Required Parking". Ordinance G21-97 which approved the existing development on the property included a departure from the parking requirement. The property has 30 parking spaces on site. The applicant is proposing 24 spaces on site. 2. Section 19.50.080, "Wall and Integral Roof Graphics". The restaurant use on the property is allowed two wall graphics. The applicant is proposing three wall graphics: one on the east façade, one on the south façade, and one on the west façade. 3. Section 19.50.090, "Special Street Graphics". The property is permitted to have one drive-through graphic per drive-through lane.The applicant is proposing two drive-through graphics per drive-through lane; one pre-order menu board, and one main order menu board. 4. Section 19.50.090, "Special Street Graphics". The property is permitted to have one directional graphic at each driveway entrance to the property. The applicant is proposing two directional graphics at each driveway entrance. - 11 - Recommendation & Findings of Fact Petition 31-18 November 5, 2018 5. Section 19.50.090,"Special Street Graphics".The property is permitted to have a canopy graphic installed on the face of the canopy with a maximum sign surface area of 25 percent of the canopy surface area. The applicant is proposing to install a 2.42-square foot canopy graphic on top of the canopy above the front door, which is approximately 50 percent of the canopy surface area. 6. Section 19.50.090, "Special Street Graphics". The property is not permitted to have any additional miscellaneous graphics.The applicant is proposing two parking lot area graphics (three feet high, and two square feet each) to inform the visitors the parking lot is for customers of BP gas station and McDonald's restaurant only. Staff finds the proposed departures are appropriate for the existing planned development as a conditional use. The approximately one-acre property is improved with a 4,020-square foot building home to both a BP gas station convenience store and McDonald's restaurant. In addition, the property includes a drive-through lane with ten stacking spaces, six fuel islands covered by a canopy, and 30 parking spaces. The addition of a second, side-by-side, drive-through lane results in the reduction of on-site parking. However, adding a second drive-through lane is expected to reduce the demand for parking as more customers are expected to use the faster drive-through service rather than park and place the order inside. As such, the proposed addition of the second drive-through lane would result in improved on-site and off-site traffic circulation. All new graphics are proposed to modernize the look of the building and match the new McDonald's corporate standard. Because the building is shared by the gas station convenience store and McDonald's restaurant,and is located on a corner of two streets with two front elevations, the additional wall graphic and canopy graphic on the west side of the building serve, and are necessary, to identify the sole entrance for the restaurant. The additional drive-through graphics for the pre-order menu boards serve to further expedite the order processing, which in turn increases the speed of vehicle turnover within the drive-through lane. This further encourages customers to use the drive-through service and not park on site. The additional directional graphics are typical and customary for fast food restaurants, but are particularly needed on this property because the site contains more than just the restaurant. The front of the property is dominated by the BP gas station fuel island canopy. The signs serve to notify the drivers that a McDonald's restaurant is also located on the site as they approach the site from the north and from the west, and before they can see the main monument graphic at the corner of St. Charles Street and Bluff City Boulevard. Similarly, the two proposed parking lot signs will serve to notify the visitors that parking on the property is reserved for the customers of BP gas station or McDonald's restaurant. The signs should reduce the number of unlawfully parked vehicles and open up more parking spaces for the restaurant customers. - 12 - Recommendation & Findings of Fact Petition 31-18 November 5, 2018 STANDARDS FOR CONDITIONAL USE A. Site Characteristics Standard. The suitability of the subject property for the intended conditional use with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. Findings. The subject property is suitable for the intended conditional use with respect to its size, shape, significant features including topography, watercourses, vegetation, and existing improvements. The one-acre property is improved with a 4,020-square foot building home to a McDonald's restaurant and BP gas station convenience store with one drive-through lane. The property also includes six fuel pump islands covered by a canopy and a total of 30 parking spaces. The property has adequate space to accommodate a side- by-side drive-through lane. There are no significant natural features including topography, watercourses,vegetation, and existing improvements that would have a negative impact on the proposed site changes. B. Sewer and Water Standard. The suitability of the subject property for the intended conditional use with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. Findings. The subject property is suitable for the intended conditional use with respect to the availability of adequate water, sanitary treatment, and storm water control facilities. The property and the subject commercial space are currently served by municipal water, sanitary sewer, and storm water systems. As the amount of impervious surface is not increasing, the applicant is not proposing any changes to the existing water, sewer, or stormwater infrastructure. The existing sewer and water facilities can adequately serve the existing uses on the property. C. Traffic and Parking Standard. The suitability of the subject property for the intended conditional use with respect to the provision of sa}e and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. Findings. The subject property is suitable for the intended conditional use with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. The property includes one drive-through lane with ten stacking spaces, six fuel islands, and 30 parking spaces. Access to the property is provided via two full access driveways, one to St. Charles Street, and the second to Bluff City Boulevard. The addition of the proposed side-by-side drive-through lane would eliminate six parking spaces, but would increase the stacking capacity of the drive-through facility to 12 vehicles. No other changes are proposed to the site. Adequate circulation around the building and throughout the site would remain and the property would maintain congestion-free traffic circulation. - 13 - Recommendation & Findings of Fact Petition 31-18 November 5, 2018 As a result of the addition of the side-by-side drive-through lane, six parking spaces would be eliminated leaving the property with a 24 spaces. However, the increased capacity and speed of the drive-through facility is expected to reduce the demand for on-site parking as more customers are expected to use the faster drive-through service rather than park and place their orders inside the restaurant. The applicant has submitted parking counts from a similar McDonald's restaurant to show that parking demand is reduced by 23 percent during the peak time after the installation of the side-by-side drive-through lane. As such, the use and development on the property will continue to operate with efficient on-site circulation designed to minimize traffic congestion. D. Location, Design, and Operation Standard. The suitability of the subject property for the intended conditional use with respect to it being located, designed, and operated so as to promote the purpose and intent of this title and chapter. Findings. The subject property is suitable for the intended conditional use with respect to it being located, designed, and operated so as to promote the purpose and intent of the zoning ordinance. The proposed addition of the side-by-side drive-through lane would expand and increase the speed of the drive-through service. This would create a greater benefit to the employees of the surrounding businesses and residents in the area. The addition of the second drive-through lane would also reduce the parking demand on site as more customers opt for faster drive-through service rather than park their vehicles and place the order inside the restaurant. This would result in improved on-site and off-site traffic circulation. E. Historic Preservation Standard. Where applicable, the conditional use shall make possible an efficient contemporary use of or a compatible improvement to a designated landmark or property located in a designated historic district while preserving those portions and features of the property which are significant to its historic, architectural, and cultural values to an historic preservation plan. Findings. This standard is not applicable. The subject property is neither designated as a local historic landmark nor is it located within a locally designated historic district. RECOMMENDATION The Community Development Department and the Planning & Zoning Commission recommend approval of Petition 31-18, subject to the following conditions: 1. Substantial conformance to the Development Application submitted by Kabir Ahmed, as applicant and property owner,received July 27,2018,and supporting documents including: - 14 - Recommendation & Findings of Fact Petition 31-18 November 5, 2018 a. Amendment for a Statement of Purpose and Conformance, prepared by Watermark Engineering Resources Ltd, dated July 25, 2018; b. Boundary and Topographic Survey,prepared by Compass Surveying Ltd,dated August 25, 2014; c. Site Plan, prepared by Watermark Engineering Resources Ltd, dated October 9, 2018, with such further revisions as required by the Community Development Director; d. Proposed Floor Plan Sheet A1.0, prepared by Lingle Design Group, Inc., dated June 19, 2018; e. Enlarged Service Area Plan Sheet A4.0, prepared by Lingle Design Group, Inc., dated June 19, 2018; f. Proposed Elevations Sheet A2.0,prepared by Lingle Design Group, Inc.,dated July 23, 2018, last revised July 31, 2018, with such further revisions as required by the Community Development Director; g. Proposed Elevations Sheet A2.1,prepared by Lingle Design Group, Inc.,dated July 23, 2018, July 31, 2018, with such further revisions as required by the Community Development Director; h. Landscape Plan,prepared by Watermark Engineering Resources Ltd, dated October 9, 2018,with such further revisions as required by the Community Development Director; i. Trash Enclosure Plan + Details Sheet SSD-4, prepared by Samartano and Company Structural Engineers,dated September 20,2018,with such further revisions as required by the Community Development Director; j. Undated Color Plan, prepared by Watermark Engineering Resources Ltd, received October 15, 2018; k. Signage Exhibit,prepared by Watermark Engineering Ltd,dated October 9, 2018,with such further revisions as required by the Community Development Director; and 1. Undated Sign Plans,prepared by Everbrite,dated received October 15,2018,with such further revisions as required by the Community Development Director. In the event of any conflict between such documents and the terms of this ordinance or other applicable city ordinances, the terms of this ordinance or other applicable city ordinances shall supersede and control. 2. Departure is hereby granted to permit a total of 24 parking spaces on the property for the existing restaurant and motor vehicle service station with a convenience store. 3. Departure is hereby granted to permit a total of three wall graphics for the existing restaurant (eating place)use on the property in substantial compliance with the following: a. Proposed Elevations Sheet A2.0, prepared by Lingle Design Group, Inc., dated July 23, 2018, last revised July 31, 2018, with such further revisions as required by the Community Development Director; b. Proposed Elevations Sheet A2.1,prepared by Lingle Design Group, Inc.,dated July 23, - 15 - Recommendation & Findings of Fact Petition 31-18 November 5, 2018 2018, July 31, 2018, with such further revisions as required by the Community Development Director; c. Signage Exhibit,prepared by Watermark Engineering Ltd,dated October 9,2018,with such further revisions as required by the Community Development Director; and d. Undated Sign Plans,prepared by Everbrite,dated received October 15,2018,with such further revisions as required by the Community Development Director. 4. A departure is hereby granted to install a total of four drive-through facility graphics in substantial conformance to the following: a. Signage Exhibit, prepared by Watermark Engineering Ltd,dated October 9,2018,with such further revisions as required by the Community Development Director; and b. Undated Sign Plans,prepared by Everbrite,dated received October 15,2018,with such further revisions as required by the Community Development Director. Such parking lot graphics must have a masonry monument base. 5. A departure is hereby granted to install two parking lot graphics with a maximum sign surface area of two square feet, which does not include the surface area of the monument base, which shall be a masonry base, and maximum height of three feet, in substantial conformance with the following: a. Signage Exhibit,prepared by Watermark Engineering Ltd, dated October 9,2018,with such further revisions as required by the Community Development Director; and b. Undated Sign Plans,prepared by Everbrite,dated received October 15,2018,with such further revisions as required by the Community Development Director. 6. A departure is hereby granted to install one canopy graphic on top of the restaurant entrance canopy and not to exceed 2.42 square feet in sign surface area in substantial conformance with the following: a. Proposed Elevations Sheet A2.0,prepared by Lingle Design Group, Inc.,dated July 23, 2018, last revised July 31, 2018, with such further revisions as required by the Community Development Director; b. Proposed Elevations Sheet A2.1,prepared by Lingle Design Group, Inc.,dated July 23, 2018, July 31, 2018, with such further revisions as required by the Community Development Director; c. Signage Exhibit,prepared by Watermark Engineering Ltd, dated October 9, 2018, with such further revisions as required by the Community Development Director; and d. Undated Sign Plans,prepared by Everbrite,dated received October 15,2018,with such further revisions as required by the Community Development Director. 7. The restaurant deliveries shall not be scheduled during the peak hours of operation for the restaurant. - 16 - Recommendation & Findings of Fact Petition 31-18 November 5, 2018 8. Compliance with all applicable codes and ordinances. The vote of the Planning&Zoning Commission on the motion to recommend approval, subject to the conditions outlined by the Community Development Department, was four (4) yes, zero (0) no, and zero (0) abstentions. Two members were absent. Respectfully Submitted, s/Robert Siljestrom Robert Siljestrom, Chairman Planning& Zoning Commission s/Damir Latinovic Damir Latinovic, AICP; Secretary Planning& Zoning Commission - 17 - ` v E: 'Dwight - _ I � I - a , V. ' Subject Property _ Petition 31 -18 iilLieu - US 20W,Tot. w. �, .., a- . - 25 ----71 - Route 20 _ _ r 1PP ._ _ Russell St . . . .__ — a $+++- r-- ar _ ;` r41.:.-_ A . ,. ,p, /. , .� . I . r r– -f ITS • Bluff City Blvd • , Alli . -----.--"' II i ._.,._______ ,., - _ .... ,, . . , .. _ .. S • s * w • L ;. �l, ., MIMI S L - � 3 ' • lit C S IL ,.. „,.: - - Aerial/Location Map W+E S Map prepared by City of Elgin 0 25 50 100 150 200Feet Department of Community Development N 1 Hastings St y d V co0 RC3 Subject Property Petition 31 -18 Dwight St 1 U Route 20 US-?OE'o'L?5 To ?S 6. L7r�r- 111 Ni, .. a . , it ii. It 1111 i< Legend ORC1 Residence Conservation 1 QRC2 Residence Conservation 2 Bluff City Blvd QRC3 Residence Conservation 3 QPRC Planned Residence Conservation I O SFR1 Single Family Residence 1 `B QPSFR1 Planned Single Family Residence 1 w O SFR2 Single Family Residence 2 I h QPSFR2 Planned Single Family Residence 2 Z OTRF Two Family Residence - -- s QPTRF Planned Two Family Residence V- v Q MFR Multiple Family Residence y OPMFR Planned Multiple Family Residence ORB Residence Business QPRB Planned Residential Business ®NB Neighborhood Business -PNB Planned Neighborhood Business Mr= -AB Area Business -PAB Planned Area Business -CC1 Center City 1 -CC2 Center City 2 -PCC Planned Center City I.ORI Office Research Industrial -PORI Planned Office Research Industrial -GI General Industrial -PGI Planned General Industrial -CI Commercial Industrial -CF Community Facility NIIMMEJ -PCF Planned Community Facility EXHIBITS Zoning Map N w-fir-E r s Map prepared by City of Elgin 0 50 100 200 300 400 Feet Department of Community Development Route 20 Subject Property 816 St. Charles St. , Petition 31 -18 Russell St 0624408013 o I L ca t v 0624408018 0624408017 0624408011 N O co o 0624408016 N Co O 1 I Bluff City Blvd EXHBIIT C Parcel Map N A City of Elgin 0 12.5 25 50 75 100 Department of Community Development Feet EXHIBIT D SITE LOCATION 816 St. Charles Street Petition 31-18 swii1 lii • :.. T _ wt ' See, _ c•�. .�,,..-. hrrt" }f_ � �7 xh� r. is g1tea . rilk 11.1 , 7 "14, i' i ir }� r0e Y' • • RV wra,.s.dal•w.rr.r lyYwr !p ►• �'al t A� r r`..!r _ 4 c. r "^Wi t' or I 114, ' . ...* ' ' ...r. , 1 t:...7,. „;41, . it' . . te . .., '+ i.s. emti C tl,Boukra,dP`-:SI ear r 8.7a i IP" t a y j Bird's Eye View Looking N • rth 0 rF � � t I^ •4. � I,i t,. . ► fit T _ 4'-.. lir ' �t s �' FFk' w 4N Vi i• r �r ' .: I. _ P . aF • .• • -..= evt,GtBule,ais..J — .4.--.----ta1t. sc N _ � wt• ; di I * rte , T a , 110 ' I_ .__. r ' yam` V . .i. .•, s. • _ » .► y.. q.. 141 . ... r i 'fit I t ��' 1' ' �i- y Cts le:'Ol :',ctome Bird's Eye View Looking South EXHIBIT D SITE LOCATION 816 St. Charles Stre t Petition 31-18 _ . .. � f::� � ,cDonaid s ill a ; . Ogt .t, .. --1,.'• 4 _ . „.._, ,, (.i). _ , I alio East Elevation ' Hi {. 11111=111 0 — " � H n � i j� . i'- ` �; �. )7 i �r elf 'lR► a •_ • ` on gvilI _ _ _- ,ter ; _ -: r South Elevation EXHIBIT D SITE LOCATION 816 St. Charles Street Petition 31-18 ( \1 PPP.. ,....., t,r iso.♦ _ a - _ i; - fibaLIMIMI ��}1zlc_ ;i .r Ili • 00 1 Imo` T■ 1 w. i", - _ �. .- ___ -. --tio t ita. Existing building looking n . rthwest -.,., 4, , ,« o ^ hr, 'g W ''' k t. S t r xlfr /. %.\ •,,----, ....1147. 11 3 P_......rum. M y , t . Ott- }°Y^( 1 Fuel island canop EXHIBIT D SITE LOCATION 816 St. Charles Stre t Petition 31-18 . , • ,,, ,.....- ' _.....,, ,_ , .... -..4.,.,t. . ,.. ,,,.. .....00011.1111111/111P" 0 if-1,. - .Cr - -- - - ) rg r if 11/11111111111t „,www•-r- - , ,--.4.-- J .- _ - .. -- • ,;::'"------:-.- ..4k. Existing drive-througll lane 44,` - - "1/1IWas .. .- II11114 Wmft -.!.. •-,'':, IP '-- .; '.'-.*A*AA . IR • . ., . ... ,.- .- , 1Manallines 111# ...7111 ---/ 7.gm.v 1 ili Mr4' ... 4 __ - s * / 11 lb- - i 40110Prr 1 . 41I• A di a o% •„!. -..------" °I l'' -, -- ---- - - -- . Existing drive-through lane order and pick-up windows